Loading...
HomeMy WebLinkAboutP&Z Minutes1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -20-18 Hearing Date: March 14, 2019 PROPERTY ADDRESS: 301 S. Maple Street., 215 E. Prospect Avenue, 225-235 E. Prospect Avenue, and 232-240 E. Lincoln Street PETITIONER: Nicholas and Associates PUBLICATION DATE: February 27, 2019 REQUESTS 1) A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street Lofts" 2) Zoning map amendment to B -5C Central Commercial Core for Lots 1 and 2 of the Final Plat of Planned Unit Development Maple Street Lofts 3) Zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit Development Maple Street Lofts 4) Conditional use for a final planned unit development with ground floor dwelling units MEMBERS PRESENT: MEMBERS ABSENT: Sharon Otteman William Beattie Agostino Filippone Walter Szymczak Thomas Fitzgerald Norbert Mizwicki Joseph Donnelly Lisa Griffin STAFF MEMBERS PRESENT Consuelo Arguilles - Deputy Director Bill Cooney- Director of Community Development Connor Harmon - Development Planner Jason Shallcross — Development Review Planner INTERESTED PARTIES,: Nicholas and Associates Chairman Donnelly called the meeting to order at 7:03 pm. Commissioner Beattie made a motion seconded by Commissioner Fitzgerald to approve the minutes from the Planning and Zoning Commission meeting on February 28 2019. The minutes were approved 7-0. Chairman Donnelly introduced case, PZ - 20 -18 as Maple Street Lofts. This case is Village Board Final. Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18 Joseph Donnelly, Chair Mr. Cooney gave a brief history of the Subject Property and explained that the Village 2013 Downtown Plan called out the Subject Property as a key redevelopment site. Mr. Cooney further summarized the key differences between the original proposal with the revised proposal stating that Building A's height was reduced from eight stories to six, the number of rowhomes, was reduced from 66 units to 56, and an interior court complete with open space was provided. The rowhome portion of the project was redesigned to provide street frontages, on Maple Street, Lincoln Street, Elm Street, and Dawson Drive. Mr. Cooney gave a detailed summary of the traffic concerns brought forth by residents at the two public open houses that took place. He stated that capacity exists in the road network, and that the development will have a low impact on the existing traffic operations. He further stated that the Village in the process of addressing identified non -vehicle causes and additional improvements could be possible with TIF funds generated by the proposal. Mr. Cooney discussed the density of the development and compared it to other developments in the Downtown; stating the proposed development is most similar to the Clocktower development. Mr. Cooney gave a detailed explanation about the existing commuter parking and showed a chart explaining the commuter parking spots availability throughout the phases of the project. He stated that after construction the overall commuter parking inventory would be increased to 668 parking stalls, with 335 reserved for residents. Mr. Cooney stated the impact to schools would be minimal and addressed the impact on school districts 57 and 214. He stated that approximately 9 additional students would be generated by Maple Street Lofts Apartments and approximately 15 additional students would be generated by the Maple Street Lofts Rowhomes. He further explained that the Village is required to reimburse school districts an annual payment for any students generated by housing developments located in the TIF district. Mr. Cooney addressed stormwater management. He stated the existing conditions of the Subject Property is almost 100% impervious and drains into a combined sewer system. The proposed stormwater management will increase the greenspace and will have a proper stormwater system in place with multiple chambers. Mr. Cooney went over the potential fiscal impact of the project. He stated that overall, the Village is very supportive of the project. Mr. Cooney stated that staff finds that all standards have been met and recommends approval of the plat, zoning map amendment, and conditional use requests, subject to the conditions listed in the staff report. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend appLoval of the following motions: Planning and Zoning Commission Meeting- March 14,.2019 PZ -20-18 Joseph Donnelly, Chair "To approve,-, 1. A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street Lofts"; 2. A zoning map amendment to B -5C Central Commercial Core for Lots I and 2 of the Final Plat of Planned Unit Development Maple Street Lofts; I A zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit Development Maple Street Lofts; and 4. A conditional use for a final planned unit development (PUD) consisting of a six (6) story, one hundred ninety-two (192) unit apartment building with two hundred forty-five (245) garage stalls ["Building A"], a seven (7) story, sixty-five (65) unit apartment building with sixty-five (65) garage stalls ["Building D"], a commuter parking deck containing two hundred sixty-eight (268) garage stalls ["Maple Street Parking Deck"], nine (9) principal structures containing fifty-six (56) rowhomes, and a private road network consisting of Elm Street,, Dawson Drive, Elm Court, and twenty-one (21) on -street, on-site parking stalls, subject the following conditions of approval: a. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes and regulations; b. Compliance with all applicable development, fire, building, and other Village Codes and regulations; c. Development of the site in general conformance with the site plan prepared by The Lakota Group dated March 11% 2019; d. One wood deck or patio with a maximum dimension of ten feet by twelve feet (10'x 12') may be constructed on each of the proposed thirteen (13) front -load rowhome units; e. An eight -foot (8'} privacy fence made of trex material set back a minimum of ten feet (10') from Prospect Avenue and Lincoln Street shall run the length of the eastern property line; f. Owners of the proposed front -load rowhomes may construct a ten -foot (10') long, six-foot (6') tall privacy fence section that is consistent with the fencing along the eastern property line between each unit; g. Development of Building A in general conformance with the elevation and floor plans prepared by 222 Architects dated February 22nd, 2019; except that the plans shall be modified by the Petitioner so that the proposed horizontal fiber cement material be made out of metal; h. Development of Building D in general conformance with the elevation and floor plans prepared by 222 Architects dated February 22nd, 2019, except that the plans shall be modified by the Petitioner so that the proposed vertical fiber cement material be made of metal; i. Development of the rowhomes in general conformance with the elevations prepared by Lessard Design dated March 5, 2019, and floor plans prepared by Lessard Design dated January 16th, 2019; j. Development of the Maple Street Parking Deck in general conformance with the elevations prepared by 222 Architects dated January 22"d, 2019; and k. Prior to obtaining the first Certificate of Occupancy for the rowhomes,, the Petitioner shall submit owner's association documents for staff review and approval. The document must address long-term site maintenance, including snow removal and paving." Chairman Donnelly swore in Nick Papanicholas Jr. 300 N. Oak and Chris Coleman., Wingspan 1000 Feehanville Drive. Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18 Joseph Donnelly, Chair Mr. Papanicholas gave a brief introduction about the project thanking the board and sharing his excitement for the proposal. Mr. Coleman reiterated positive development excerpts from the 2013 Downtown Implementation Plan regarding the Subject Property. He gave detailed a summary of the site and its unique characteristics,, he stated that the proposed development is designed to be sensitive to the surrounding neighbors with the higher density apartment buildings placed closer to the railroad tracks and the development less dense as you get further into the site closer to other established residents. Mr. Coleman briefly discussed the key concerns from the community engagement. He also discussed the responses to the concerns stating that the resident parking had been increased, they reduced crossings and congestion, school impact reduced, and traffic impact. Mr. Coleman explained in detail the plans of each of the buildings and the rowhomes and showed the amenities proposed on the site. Commissioner Filippone asked for some clarification regarding Metra and how the Village plans to mitigate some of the traffic issues surrounding the train tracks. Mr. Dorsey, Director of Public Works, stated that the Village has had conversations with Metra and the Union Pacific Northwest Line regarding short term and long term solutions to help alleviate some of the traffic issues at the 83 intersection. Commissioner Beattie asked for clarification regarding the Village's traffic study. Chairman Donnelly swore in Peter Wykavitch, 223 W. Jackson Chicago, Illinois. Mr. Wykavitch stated they analyzed the amount of trips during the a.m. and p.m. peak hours. He gave some brief descriptions as to what the traffic study encompassed and stated the Petitioner's traffic study included the neighborhood streets. Chairman Donnelly opened the hearing to the public., Citizens to be heard. ArtEgg,.314-4 S.M�,a ,l Street;: Concerned about the parking in the area, and feels that it is not feasible to have 1.2 spot parking ratio for the new development. Asked questions regarding guest parking, amenities effect on local bars and restaurants. Steve Skobel 513 S. Owen Street: Concerned about the traffic in the neighborhood side streets. Stephanie Kenny 4,05, S. Main Street: Concerned about the Planning and Zoning process, density,, student impact., TIF impact, parking lots., transportation oriented developments. Planning and Zoning Commission Meeting- March 14.,2019 PZ -20-18 Joseph Donnelly, Chair George, Clouves 604 S. Elm Street & Stan Kinne,k] 603 S. Ma,p!,g� Street: Represented a group called the Citizens from Reasonable Growth in Mount Prospect. Gave a detailed presentation regarding concerns on traffic, school impact, curb cuts, TIF restraints, excessive height of the proposed building, commuter parking, and the density of the project. Joe O"Hara 18 S. I -Oka Avenue-, Concerned about the traffic, railroad crossings. Dan Konieczka 622 S. Edward Street: Concerned about the storm water retention,, traffic at Mount Prospect Road and Prospect, non-resident commuter parking, nzalez 703 S. Louis Street: Concerned about the quality of life of the residents around the development. The non-traditional work schedules. The ability to rent the apartments for Air B&B. Glad s Coslin 513 S. Lincoln Street: Concerned about traffic. Paul! Qdp,po 40,31 S. Main Street: Police and fire adequately equipped to take on the additional residents. son, Chairman Donnelly addressed the questions and concerns raised by the public to be answered by staff and the Petitioner. Mr. Cooney explained the difference between a preliminary and final PUD, and explained how the Petitioner and Staff got to this point. He addressed the lack in demand for more commuter parking and that if it increased in the future the Village will address that demand appropriately. Mr. Coleman addressed some of the concerns regarding visitor and commuter parking stating that visitors can use 56 surface spots that are not designated for commuters. Chairman Donnelly swore in William Woodward from KOLA, the traffic engineer for the Petitioner. Mr. Woodward gave a detailed explanation of the traffic study and stated the analysis was focused on the Maple Lincoln intersection. Mr. Coleman stated that the leases for the apartments would prohibit Airbnb and VRBO. He also stated that the sidewalk from Prospect Avenue to Dawson Drive along Maple is 7 feet wide. Mr. Dorsey addressed the comments regarding moving the train station. He stated that is a larger project that would need significant research but and is not a short term solution. He did say having a train platform stop further east would open the intersections up and help alleviate some congestion. Mr. Cooney stated that Police and Fire departments have reviewed the plans and didn't have comments or concerns, he further stated that the relocation of the Fire Department will help better service the Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18 Joseph Donnelly, Chair overall community. He also addressed that the Village will maintain the current parking agreement with the existing townhomes on Maple Street and apply it to the parking deck. There was general discussion between the Commissioners and Staff regarding the impact on the school district. Mr. Cooney stated both school districts were contacted and notified of the potential increase in students; and neither were opposed. Mr. Woodward addressed the comments regarding the traffic study stating the four highest peak times were studied and based off IDOT and the Village regulations. Mr. Coleman addressed the remainder of the questions regarding the height of the building and the differences between townhomes and rowhomes. Chairman Donnelly closed the hearing. Commissioner Filippone made the motion seconded by Commissioner Mizwicki to approve the following motion: "To approve: 1. A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street Lofts"; 2. A zoning map amendment to B -5C Central Commercial Core for Lots 1 and 2 of the Final Plat of Planned Unit Development Maple Street Lofts; 3. A zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit Development Maple Street Lofts; and 4. A conditional use for a final planned unit development (PUD) consisting of a six (6) story, one hundred ninety-two (192) unit apartment building with two hundred forty-five (245) garage stalls ["Building A"], a seven (7) story, sixty-five (65) unit apartment building with sixty-five (65) garage stalls ["Building D"], a commuter parking deck containing two hundred sixty-eight (268) garage stalls ["Maple Street Parking Deck"], nine (9) principal structures containing fifty-six (56) rowhomes, and a private road network consisting of Elm Street,, Dawson Drive, Elm Court, and twenty-one (21) on -street, on-site parking stalls, subject the following conditions of approval: a. Submittal of a landscape, irrigation., and photometric plan that comply with Village codes and regulations; b. Compliance with all applicable development, fire, building, and other Village Codes and regulations; c. Development of the site in general conformance with the site plan prepared by The Lakota Group dated March 111, 2019; d. One wood deck or patio with a maximum dimension of ten feet by twelve feet (10' x 121) may be constructed on each of the proposed thirteen (13) front -load rowhome units; e. An eight -foot (8') privacy fence made of trex material set back a minimum of ten feet (10') from Prospect Avenue and Lincoln Street shall run the length of the eastern property line; f. Owners of the proposed front -load rowhomes may construct a ten -foot (10') long, six-foot (6') tall privacy fence section that is consistent with the fencing along the eastern property line between each unit; g. Development of Building A in general conformance with the elevation and floor plans prepared by 222 Architects dated February 22nd, 2019; except that the plans shall be modified by the Petitioner so that the proposed horizontal fiber cement material be made out of metal; Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18 Joseph Donnelly, Chair 7 h. Development of Building D in general conformance with the elevation and floor plans prepared by 222 Architects dated February 22nd, 2019, except that the plans shall be modified by the Petitioner so that the proposed vertical fiber cement material be made of metal; i. Development of the rowhomes in general conformance with the elevations prepared by Lessard Design dated March 5.,2019., and floor plans prepared by Lessard Design dated January 16th, 2019; j. Development of the Maple Street Parking Deck in general conformance with the elevations prepared by 222 Architects dated January 22nd, 2019; and k. Prior to obtaining the first Certificate of Occupancy for the rowhomes, the Petitioner shall submit owner's association documents for staff review and approval. The document must address long-term site maintenance, including snow removal and paving." Commissioner Filippone gave a statement of support of the development and why he believes it is in the Village's best interest to approve the motion. Commissioner Beattie explained his concerns for the development and why he believes the concerns of the residents have not been addressed. There was general discussion between the commissioners regarding several of opinions and the consensus that the Subject Property needed to be developed to some degree. UPON ROLL CALL AYES: Filippone, Szymczak, Fitzgerald, Mizwicki, Donnelly NAYS: Otteman, Beattie The vote was approved 5-2 with a positive recommendation to Village Board. Commissioner Beattie made a motion seconded by Commissioner Otteman and the meeting was adjourned at 11:30 pm. JMna Moder, Community Development Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18 Joseph Donnelly, Chair